**Document:** Planning Officer Report 08/01421/B **Application:** 08/01421/B — Alterations and extension **Decision:** Permitted **Decision Date:** 2008-12-29 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86431-braddan-luminaires-the-old-extension/documents/1574531 --- # Planning Officer Report 08/01421/B **Application No.:** ** 08/01421/B ** **Applicant:** ** Leyland Ltd ** **Proposal:** ** Alterations and extension ** **Site Address:** ** - Luminaires - The Old Bakery - James Place - Douglas - Isle Of Man - IM2 4HD ### Considerations **Case Officer:** Mr Ian Brooks ** **Photo Taken:** ** - **Site Visit:** - **Expected Decision Level:** - Acting Senior Planning Officer ### Written Representations - **Cushag 22 Victoria Terrace Douglas Isle Of Man** - **Objects to the proposal** - **Loss of privacy** ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose - 05.11.08 - Do not oppose. **Consultee:** Douglas Corporation **Notes:** No Objection - 04.11.08 - no objection. **Consultee:** Drainage Services Manager **Notes:** No Objection in Principle, subject to below - 04.11.08 - no objection. ### Officer's Report **SITE** The application site is located on the corner of James Place and Victoria Road. The site is zoned as Predominantly Residential within the Douglas Local Plan 1998. To the north of the application site is No.13 Victoria Road and to the west is the public highway of James Place. The site is not within a Conservation Area and nor is it a Registered Building. 17 December 2008 08/01421/B Page 1 of 4 ## Proposed Development The application is seeking permission to replace the existing asbestos roof with a new roof which will incorporate flat roof dormer and a new extension onto the east facing elevation of the building to provide a new entrance and reception area. ### Planning Status And Relevant Policies Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2 General Policy 2 states that "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." ### Planning History The following previous applications are considered relevant in the consideration of this application: 91/00351/B - Alterations to comply with fire precautions - granted ### Representations Douglas Corporation and the Highways Division of the Department of Transport do not oppose the application. Standard comments have been received from the Drainage Department of Douglas Corporation. The occupiers of No. 22 Victoria Terrace are concerned about the windows in the proposed toilets in that they need to be obscure glazed, reduced in size and any opening is restricted so as to prevent overlooking from occurring. ### Assessment The main consideration in assessing this application is the visual impact on the locality, whether the proposal impacts on No. 22 Victoria Terrace. The following paragraphs deal with these issues in the above order, followed by consideration of other matters of detail. ## VISUAL IMPACT The replacement roof, the proposed extension and the additional windows are relatively modest and would not adversely affect the visual amenities of the locality. The most contentious element of the proposed works is the erection of a flat roof dormer. Prior to the submission of the application, preapplication discussion had taken place with the Former Senior Planning Officer and the Planning Officer for Douglas regarding smaller dormer than that currently proposed, which was considered to be acceptable. This application has increased the height of the dormer by 0.6 m . The materials proposed are modern and will certainly improve the overall appearance of the building. On balance, it is considered the proposal will not adversely affect the visual amenities of the area. ## IMPACT ON No. 22 VICTORIA TERRACE The occupiers of No. 22 Victoria Terrace are concerned about the windows in the proposed toilets in that they need to be obscure glazed, reduced in size and any opening is restricted so as to prevent overlooking from occurring; however, it should be noted the toilet windows shown on the plan do not direct overlook the garden of No. 22 Victoria Terrace. If there are any views, theses would only be oblique views. It is considered that the windows should only be obscure glazed. ### Other Matters The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation. ### Recommendation It is recommended that planning permission be granted subject to conditions. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. The occupiers of No. 22 Victoria Terrace live opposite the application site and have commented on planning matters; as such they should be afforded party status in this instance. In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status: Douglas Corporation Highways Division of the Department of Transport The occupiers of No. 22 Victoria Terrace ### Recommendation Recommended Decision: Permitted Date of Recommendation: 17.12.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This permission relates to alterations and extensions as shown in drawing numbers OS, 01, 02, 03, 04, 05, 06, 13 and 16 date stamped 18th July 2008, 11A, 12A, 14A, 15A and 17A date stamped 16th October 2008. C 3. Prior to the commencement of works, a roofing sample shall have been submitted to and approved in writing by the planning authority and thereafter the works shall be carried out in accordance with the approved details. I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings. Decision Made : Permitted Date : Signed : Acting Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/86431-braddan-luminaires-the-old-extension/documents/1574531*